I strive to educate myself every day, learn from my mistakes, surround myself with passionate, like minded, and ambitious individuals, maintain a spirit of optimism, and most importantly have fun living out the dream while doing my part to drive humanity forward.

This way your loss is only in the one year and you learned from your mistake in the lease.

I was following Wise there and wasn't correct, assumed they changed (4th mistake this year now, LOL)   :) 

Learn from our mistakes and move forward.

We all made more mistakes when we were less experience and just starting out.

In fairness to you you did not know you were advising her to break the law, you simply knew too little to realize how bad of a mistake you were making. 

I would start out by listening to the ultimate beginner's guide (read that book as well), 22 1/2 actionable steps, the 20 common mistakes of investors, and then get started on them sequentially.

Newbie Mistake#1: Finding home that is listed on MLS or with an agent.You should have asked, "Is this house listed with a real estate agent?"

The seller told me they had fixed it and the FHA appraiser missed it the second time around (who was let go after my home because she made so many mistakes  and was so slow to complete her job) and even I missed it on for two weeks but the problem was still present.

Sounds good Joe experience in construction  is a definite plus. it seems like one of the biggest mistakes  a new investor makes  is underestimating the cost on a rehab.